I flip fire-damaged properties and own a fire damage restoration company.

Worked in Restoration as a Project Manager for 4+ years and got an understanding for costs, order of construction, permitting etc. 3.

You may agree to certain improvements to make the space generally leasable to any typical tenant (since you would need to do this work anyway) and then if there are any above-average finishes like all-glass offices or conference room or construction work that is really only specific to that tenant (once they leave it will not likely be of value to a new tenant/will cost to be removed like a safe, refrigerated area, etc.) you will want tenant to be responsible for paying for those and will also want to stipulate in a restoration clause that they return the space at the end of the lease without those special improvements.

Her room is currently being restored, she can't stay there, I offered her to stay in my master bedroom in the meantime, I put new sheets and everything and I stayed with my girlfriend in her house.

A hard money loan for the down payment and then a mortgage for the rest or would you just get out a $60,000 loan and buy the house for cash so to speak?

They had a violation on the property for "no Sandy restoration permit".

We opened the floor plan, added a metal roof, restored the gorgeous hardwood floors, reconfigured the bathroom, added a window for natural light, updated the kitchen, and of course a full cosmetic rehab.

You can get a HML and a money partner for the rest or a private money lender.

It will have my office, my wife's art room, a central hangout area with tv and card table, a kitchen which I've gotten permission to use as my brewery, and a large great room with the pool table I just finished restoring!!

Usually when I flip a house one of the first things to do is restore it back to its original condition if there are modifications that are not up to modern construction standards.